Records & TransparencyGA
Getting Your Georgia HOA's Records
By The HOARebel Team · June 2, 2026 · 3 min read
In Georgia, the right to see your association's books comes mostly from the Nonprofit Corporation Code rather than the Property Owners' Association Act — and a 2026 reform is about to add more. For your specific situation, a licensed Georgia attorney is the right resource. This is general information, not legal advice.
The main tool: O.C.G.A. § 14-3-1602
Because most Georgia associations are incorporated nonprofits, the members' inspection right of the Nonprofit Corporation Code is the everyday tool. Under § 14-3-1602, a member who gives "written notice or a written demand at least five business days before" the inspection date may inspect and copy records — provided the demand is "made in good faith and for a proper purpose" reasonably relevant to the member's interest, describes "with reasonable particularity" the purpose and the records, and seeks records "directly connected" with that purpose.
The records a member may reach include "minutes of any meeting of the board of directors," records of board-committee action, "minutes of any meeting of the members," records of action taken without a meeting, "accounting records of the corporation," and the membership list.
When the association refuses: § 14-3-1604
If the association denies a proper demand, § 14-3-1604 lets the member apply to the superior court for an order compelling inspection, and the court is to handle the application "on an expedited basis." That court route is the backstop when a board simply stonewalls.
The POAA's statement of amounts due
For opted-in communities, the POAA adds one specific disclosure: under § 44-3-232, on request the association must furnish a statement of the amounts due on a lot, and if it fails to provide that statement within five business days, its lien is extinguished as to a purchaser or lender who relied on the request. That statement is often the starting point before a lien or closing dispute.
What SB 406 adds in 2027
The Property Owners' Bill of Rights Act (signed May 12, 2026) layers on new transparency obligations effective January 1, 2027 — including longer record-retention requirements and a duty to open the association's financial books to members. Confirm the current requirements with a licensed Georgia attorney as the effective dates arrive.
What owners commonly request
People reviewing the association's records often look at:
- Annual budgets, financial statements, and accounting records
- Board and member meeting minutes and notices
- The declaration, bylaws, adopted rules, and any fine schedule
- Vendor contracts, bids, and bank records
- The assessment ledger and any lien filings for the lot
For the recorded documents themselves
The recorded declaration and amendments are available from the county Clerk of Superior Court, which maintains real-estate records in Georgia. Because the recorded declaration is what created the community — and, for opted-in communities, what elected POAA coverage — it is often the first document owners obtain.
What people generally do
For owners seeking Georgia records, a few practical points:
- A written request that cites § 14-3-1602 and describes the records and purpose specifically is the usual starting point.
- The statute sets a five-business-day notice period.
- Keeping a copy of the demand and any response is common practice.
- If a proper demand is refused, the § 14-3-1604 court route and a licensed Georgia attorney are the available resources.